6.5 PCSR 03-22-2016 - Laserfiche WebLink

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Road 40 is proposed to move from a point in line with 189" Ave to the current location. Paxmar has been in contact with the county highway department and they are comfortable with this change, but require construction of a dedicated turn lane. The county road connection and turn lane will be constructed with the first phase of development. Housing and Parcel Types The currently proposed developable area had been approved for 185 single-family homes and 40 4 -unit townhomes. The majority of the single-family lots, 83 percent, were 75 feet or larger in width with homes varying in size between 1,280 and 2,337 square feet. The current site plan includes 168 single-family lots and 73 detached townhome lots, which are similar to the homes recently constructed in Kliever Lake Fields and West Oaks. The single-family lots range between 65 and 75 feet in width, and the detached townhome parcels are between 45 and 55 feet wide. The ratio of larger 75 foot wide lots was reduced to 45 percent of the 168 single-family lots. Previous detached townhome projects have included an overall decrease in density from previously attached to detached units. Kliever Lake Fields and West Oaks both experienced a decrease in density, and much of the access for the smaller lots (40 to 50 feet wide) was provided via private streets. The current proposal nearly doubles the number of townhome units and all access will be from public streets. Staff is comfortable with some increase in density, for example converting all 40 attached townhome units to 40 detached units and increasing the number of 65 foot wide single-family lots. The housing market has seen a shift, and smaller detached style townhome units have seen an increase in demand. These types of units supply an affordable option for families looking to downsize, or an alternative to traditional single-family homes. However, staff has concerns with the size and configuration of the proposed smaller lots, including the quantity, availability of on street parking, driveway spacing, and snow storage. With the possibility of a 20 foot wide driveway every 45 feet there is not much space left to be dedicated to parking and snow storage. This is further reduced with the inclusion of mail boxes, fire hydrants, and other utilities. Design Standards To mitigate impacts from an increase in density, staff is recommending additional building design standards and facade treatments to provide variations in appearance throughout the development. Variations shall include a combination of building color, roof styles, material types, material styles, etc. The frequency that a given style or color can occur will be included in the PUD agreement if a recommendation of approval is made. Staff will continue to work with the developer to create a landscape plan that compliments the different housing types and improves neighborhood aesthetics. A standard planting plan for detached townhome units will be included in the PUD agreement if a recommendation of approval is made. Environmental An updated wetland delineation on some of the existing basins will need to be completed as the previous delineation has expired. The delineation will also help identify what mitigation, if any, is left to be completed. The applicant has applied for review from the Technical Evaluation Panel (TEP), and will continue to work with the Environmental Technician to ensure compliance with all environmental requirements. N:ADepartments\Community Dcv-cIopment\Planning\Case hiles\P\P 16-02 Miske Meadows\P 16-02 SR PC 3-22-2016 Paxmar - Miske Meadows.doex